OSSINGTON AVENUE HIGH STREET DEVELOPMENT REVIEW
Prepared by ARRIS Strategy Studio for the Ossington Community Association DOWNLOAD FULL COLOUR PDF VERSION AT ARRIS.CA/OCA
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 1 TYPOLOGIES
ZONING
RECOMMENDED
ON AVENUES
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 2 INDEX
Summary 5
Background 6
The Project 7
Growth Perspective 9
Study Area 12
Existing Context 14
Character Statement 16
Planned Context 18
Marketecture 22
Shadow Conditions 24
Emerging Context 25
Built Form 28
Three Tests 32
Application of Guidelines 33
Avenues Guideline Review 34
Addendum 39
Area Specific OP Policy
Historical Perspective 40
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 3 ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 4 SUMMARY
109-111 OSSINGTON AVENUE
I was retained by the Ossington Community Association to undertake this assessment of whether the proposed development at 109-111 Ossington Avenue should be approved.
The conclusion is that it should not.
The existing Official Plan and Zoning provisions for the site is for Mixed Use development with a maximum height of 14 meters, whereas the proposal is for 21.5 meters.
The proposal might fit within Mid-Rise Guidelines for an Avenue, but Ossington is not an Avenue within the meaning of the Official Plan.
It is Mixed Use associated with a neighbourhood.
The rationale offered is tantamount to saying all Mixed Use properties can and should be evaluated as Mid-Rise projects.
This is not 'good planning'.
Furthermore, for the reasons elucidated in this report... good planning for this site, on this street, should not permit a building so out of scale with the neighbourhood. It may be that the difference in height that is in issue is not large by downtown standards, but the damages to the neighbourhood will be significant.
There is an Area Specific Official Plan Policy in process for Ossington Avenue. It proposes to treat this delightful low rise stretch as a High Street and to protect the low rise and low density character of the street.
While that study and report is not yet complete there is no reason to exempt 109-111 Ossington Avenue from the same planning considerations and agree to higher height and density where the Official Plan and Zoning would not permit it.
Terry Mills B.ARCH RPP MCIP [email protected]
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 5 BACKGROUND
INAPPROPRIATE AND UNSUSTAINABLE DEVELOPMENT
• It is a full-on Avenues solution in a non-Avenues context.
• It is out of scale and character, diminishing the significance of buildings and spaces.
• It has a character, texture and treatment that conflicts with the existing urban grain.
• It is unsustainable, and cannot be readily replicated elsewhere on Ossington Avenue.
• It involves setting precedents, that can only be used as parts in other types of projects.
• It creates adverse impacts on the adjacent Neighbourhood, not currently experienced.
• It creates undesirable conditions of overview & overshadowing on the Neighbourhood.
• It does not pass the tests of fit, respect and improvement:
1. interlacing into the Ossington Avenue High Street's existing context
2. incorporating compatibilities appropriate to future increments of development
3. contributing to the maturation of Ossington Avenue's streetscape, and locality
• It does not incorporate Ossington Avenue's memories, but rather extinguishes them.
IF...
If 109-111 Ossington Avenue is permitted to proceed in its current design, it will introduce an unsustainable development typology – meaning it cannot be readily repeated in the Ossington Avenue context due to the locality's inherent characteristics and constraints.
Establishing its precedents will have the distorting effect of opening the door to their application in parts with respect to height, massing and density – rather than as a composition in whole.
The challenge is to tailor 109-111 Ossington Avenue so that it fits, respects and improves Ossington Avenue in a fashion appropriate to: not only its current condition today; but also the incremental succession of future develop; and again its place in Ossington Avenue's maturation.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 6 103-111 OSSINGTON AVENUE
THE SITE
The site is known municipally as 109-111 Ossington Avenue. Its Official Plan designation is Mixed Use Area. The Zoning is CR T2.5 C2.0 R1.5. It has a frontage of 45.79m, a depth of 41.5m, and an area of 1906.4m. It is slightly parallelogram in shape and runs full depth between Ossington Avenue and Argyle Place behind. It is situated in the midst of the east side of Ossington Avenue block bounded by Argyle Street, Bruce Street and Argyle Place.
PROPOSED DEVELOPMENT
The proposal is predicated upon applying the Avenues guidelines in a full-on fashion, even though Ossington Avenue is not an Avenue. What is proposed is a six storey mixed use building having a main height of 21.5m, with roof top mechanicals. Parking access and loading are relegated to the east side off of Argyle Place. The residential GFA is 6,438.9m, the non-residential GFA is 1,074.2m, and the aggregate overall total GFA is 7,513.1m. The lot coverage is 63% and the Floor Space Index is 3.9.
FRONT RENDERING: OSSINGTON AVENUE REAR RENDERING: ARGYLE PLACE
These artist's impressions clearly express the case for concerns about the citadel-effect associated with its scale, massing, character and treatment. It raises the question of what is an appropriate fit, along with respect, and improvement of Ossington Avenue both within the immediate surroundings – and the Ossington Avenue High Street streetscape as a whole, and the adjoining Neighbourhood.
SURROUNDING CONDITIONS
SOUTH
ADJOINING TO THE SOUTH is an assemblage of various one and two storey commercial structures. In mid-block is the substantial two story 'House of Horvath' cigar factory, a pivotal property, key to the block's future direction over time. There is one significant exception to the block's enterprises – a house fronting on the lane at 40 Argyle Place.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 7 103-111 OSSINGTON AVENUE
NORTH
THE CORNER PROPERTY to the north is 15m wide. It is a three storey frontage containing a three door row of shops. There is a one storey portion behind, fronting on Argyle Street, and at the back a two storey residential tenancy, flanking Argyle Place.
WEST
THE WEST SIDE OF OSSINGTON AVENUE is eclectic, predominantly retail at grade with several residential addresses. The building heights are for the most part three storeys, with a one storey exception at the Argyle Street intersection. Buildings bracketing Humbert Street form a cluster of historical interest. Wholesale redevelopment is unlikely. The rear lane is of sub-standard width in part, and there are Residential Zoned portions contiguous to the Mixed Use Zoning. The current condition is likely to remain as an integral part of Ossington Avenue's existing context.
EAST
ARGYLE PLACE is a named lane of 6m width, more or less. It has a residential address at 40 Argyle Place. On the east side of this lane are the garages of houses fronting on Givins Street. At the south end is a parking lot associated with the Givens-Shaw Junior School. Besides Argyle Place serving the normal functions of a lane and providing a residential house address, this passage serves as a pedestrian and cycle route – and in the overall it is a neighbourhood feature of note, an integral part of the whole.
BLOCK SCHEMATIC
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 8 GROWTH PERSPECTIVE
PROVINCIAL POLICY ON GROWTH
THE PROVINCIAL POLICY STATEMENT (PPS)
The PPS sets the foundation for regulating development and use of land. Policies of the PPS give specific direction to municipalities on a variety of issues including the provision of an appropriate range of housing types and densities to meet projected requirements of current and future residents. Local planning decisions are required to be consistent with the PPS.
THE GROWTH PLAN FOR THE GREATER GOLDEN HORSESHOE
The Growth Plan provides a framework for managing growth including: directions for where and how to grow; and protecting and cultivating a culture of conservation.* Local planning decisions are to conform, or not conflict, with the Growth Plan. [* appropriate to Ossington Avenue's historical considerations.]
TORONTO OFFICIAL PLAN
“Growth will be directed to the Centres, Avenues, Employment Districts and the Downtown.” [OP: 2.2 STRUCTURING GROWTH IN THE CITY: Policy 2.]
URBAN STRUCTURE MAP identifying targeted intensification areas.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 9 GROWTH PERSPECTIVE
OSSINGTON AVENUE IS NOT AN 'AVENUE' AND NOT A DESIGNATED GROWTH AREA
“Avenues are expected to deliver 50% of Toronto's growth.” [AVENUES & MID-RISE BUILDINGS STUDY: Introduction]
Ossington Avenue is not a targeted growth area. It is a short 600m long, narrow strip of Mixed Use designation with less than 900m of relevant frontages fragmented into 12 block segments. The Mixed Use designation has an average depth of only 34m, varying from as narrow as 28m to as deep as 42m. In its entirety, this Mixed Use Area has an aggregate urban floor plate of some 3 hectares, or 7 acres.
If Ossington Avenue were required to intensify in order for Toronto meet its intensification projection, the effort would be for nought. Even if in the impossible event all of Ossington Avenue were built-out as proposed by 103-111 Ossington Avenue, the resultant population increase would deliver-up only 0.5% of Toronto's overall 500,000 population objective. A more realistic projection based upon the assessment of the foreseeable possible growth is a figure of less than 0.1%. Such a contribution is hardly worth the effort considering the imposition, and is more readily achieved elsewhere.
TORONTO'S GROWTH REPORT CARD
There is no doubt, Toronto will meet its intensification target within the prescribed interval, without resorting to such extraordinary efforts as forcing Ossington Avenue.
• “The Growth Strategy of the Official Plan is working well, Residential Development and Population Growth is on track to Meet Provincial Growth Plan and Official Plan Targets.”
• “The Plan directs the lion's share of growth to the Downtown and Central Waterfront, to the mixed use Centres in Scarborough, North York, Etobicoke and at Yonge / Eglinton, and to the mixed use areas along the Avenues.”
• “The vast majority of residential development since the Official Plan came into effect in June 2006 is occurring in the Downtown, the four Centres, along the major roads that are identified as Avenues, and on other large sites* that are designated as Mixed Use Areas.”
[Toronto's Chief Planner Gary Wright's Five Year Official Plan Report to PGMC, May 10, 2011]
* Ossington Avenue is not a 'large site' compared to, for example, some of Build Toronto's Mixed Use sites of magnitudes varying between 20 -75 acres.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 10 GROWTH PERSPECTIVE
“Growth will be directed to the Centres, Avenues, Employment Districts and the Downtown.” [OP: 2.2 STRUCTURING GROWTH IN THE CITY: Policy 2.]
INTENSIFICATION IN MIXED USE AREAS
The Official Plan refers to 'intensification' 13-times. It refers to 'mixed use' 48-times, and to 'growth' 142-times. It refers to growth in Mixed Use Areas in the Centres, along Avenues, in Employment Districts and in the Downtown, but it does not refer to growth in Mixed Use Areas outside of these designated Growth Areas. Ossington Avenue's condition would be qualified as a 'Mixed Use Area within a Neighbourhood context'. Gary Wright's referred to “large sites that are designated as Mixed Use Areas”, but he did not provide any aggregate growth figure for lesser unassociated Mixed Use Areas, which suggests that the smaller areas were either not intended to be included – or are of marginal contribution in the accommodation of growth in any account.
THE GROWTH IMPERATIVE MYTH
INTENSIFICATION vs CONSOLIDATION
Toronto labelled its Official Plan an Intensification Strategy. Intensification is about increasing magnitudes. Meanwhile, cities around the globe labelled their comparable 21st century planning initiatives as Consolidation Strategies. Consolidation is about how things fit together.
The development industry embraced intensification as an invitation to 'open the bidding', fanning a notion of an intensification imperative, manifest in spiralling and spreading height and density increases. In effect... an urban sprawl.
CONSEQUENCE OF AN OFFICIAL PLAN WITHOUT METRICS
Toronto launched its Official Plan without an accompanying Zoning By-law that would inform development by articulating metrics. As a result, the existing Zoning in-force has gained the reputation of being archaic, although, throughout the majority of the Toronto little or no change is intended – and in fact the “the planned context typically reinforces the existing context”. [OP: 3.1.2 BUILT FORM]
A perfect storm had arisen, fuelled by intensification without metrics, amplified by assertions of there being a 'growth imperative'. This has resulting in proposals coming forward such as 103-111 Ossington Avenue, begging the question of veracity, as to whether this is a fitting solution.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 11 STUDY AREA
GREATER URBAN CONTEXT
The map below identifies conditions surrounding the Study Area. The Official Plan's Urban Structure has been overlaid on an aerial photography for more detailed reference. The size difference is clearly evident between the Ossington Avenue locality and the great expanse of the intensification targeted areas: the Downtown, Central Waterfront and the Avenues of King, Queen, Dundas, College and Bloor Streets. Ossington Avenue can also be appreciated within Toronto's stable residential urban fabric – of which only a small portion is displayed. Ossington Avenue can quite rightly be referred to as a Mixed Use Area within a stable Neighbourhood.
This external perspective is significant to Ossington Avenue's Retail Strategy. While Ossington Avenue no longer has a significant streetcar transit structure which had created engagements between shop keepers and their trade, and off-street parking is limited, there are identifiable retail segments to serve. These include high frequency foot traffic within a 500m radius, including the new population associated with new buildings in the general locality. There is also the broader radius of the emerging bicycle-based traffic, and again the accumulation of less frequent longer distance trips to non-location dependant service offerings. Not to be overlooked in the retail mix, is the knock-on of Avenue's displaced merchants.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 12 STUDY AREA
STUDY AREA BOUNDARIES
For the purpose of analysing the Ossington Avenue High Street structure and its surrounding locality, a Study Area was been selected bounded by: Dundas Street, Queen Street, Givins Street and the Brookfield Street alignment. The map below is comprised of layers of considerations providing a consolidated perspective.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 13 EXISTING CONTEXT
The existing context of any given area refers to what is there now. [OP: 3.1.2 BUILT FORM; Sidebar 3-7]
The maps below depict the Ossington Avenue locality today, and again as a comparison the condition in 1924. Overall, there is little structure change evident over the intervening 90 years. The road network and tributary lanes remain substantially as they were almost a century before. The comparison affirms the Official Plan's remark that “In stable areas, such as Neighbourhoods and Apartment Neighbourhoods, the planned context typically reinforces the existing context.” [OP: 3.1.2 BUILT FORM; Sidebar 3-7]
Meanwhile there are considerable indications of small increments of densification. Of note, there have been infrastructural works over the interval expanding the Givins-Shaw Junior School and the introducing the Senhor Santo Cristo Junior School. Similar social infrastructure expansions will be necessary to accommodate the current bout of intensification occurring in the the surrounding growth-targeted areas.
CURRENT DAY 1924 COMPARISON
Of interest, the 1924 Goad's Atlas is an update of its 1910 edition. This was accomplished by pasting correction patches over top of the original maps, as can be seen in the map above, indicative that the 1910-1924 era was a period of considerable growth and change.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 14 EXISTING CONTEXT
OSSINGTON AVENUE HIGH STREET
HIGHLIGHTS
• the Ossington Avenue High Street requires a distinctive and legible treatment
• to be successful, it requires an astute retail strategy to be established
• the locality should be recognised as a unique Character Area
• it functions as much as an urban open space place – as a place to shop
• it should retain memories of its 200 year history as one of Toronto's original roads
• its buildings have not, as of yet, reached their permitted density level
• the existing three storey streetwall height will remain as the predominant strake
• more intensification will occur through infill / replacement than redevelopment
• to promote infill a consolidative incremental below grade parking strategy is required
• on street parking to be relegated towards short stay purposes
• a back lane strategy is required to locate back-of-house functions off the High Street
• where vehicles cross the sidewalk, the intersection should copy the area's small streets
• storefront improvement incentives are to be established to reinvest in the streetscape
• street art is to be encouraged, and channelled towards positive purposes
• large scale developments to be tested against the Halton Street complex example
• Parliament Street north of Gerrard is a case study of a walk-in-trade main street
• Markham Street Village is a case study of an off-main street retail enterprise strip
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 15 EXISTING CONTEXT
CHARACTER STATEMENT
Ossington Avenue's existing context is best understood viewed from its mid-point at the Argyle Street intersection, which is figuratively 'Ossington Square'.
From this vantage the locality displays the characteristics of a traditional village encompassed by residential developments, progressively more extensive and orderly in the broader circumference.
Ossington Avenue proper has the features of a traditional village core... a High Street comprised of retail establishments, workplace enterprises and residual residential components.
The village's configuration carries through into its scale, being principally composed of two and three storey structures.
Along with squat industrial block forms, there are purpose-built retail shops with residences on top. These are intermixed with house-form structures, most of which accommodate retail at grade.
In close proximity to Ossington Avenue is its traditional frame area, consisting of lanes and streets supporting an eclectic mixture of residential, commercial and community facilities of varying vintages, including the two junior schools, with the expanse of Trinity Bellwoods Park further to the west.
The framework of lanes is predominantly under-sized, reflective of their early establishment, particularly in the southeast and northwest sectors, which are vestiges of mid-19th century village- making 'planning' decisions.
Whereas a typical village High Street would taper away into residential areas, industrial precincts or open space; the Ossington Avenue High Street abruptly intersects Queen Street and Dundas Street with the pronounced change-ups to these significant thoroughfares.
Queen and Dundas Streets are Avenues, which are targeted to be overwritten by intensification.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 16 EXISTING CONTEXT
EXISTING HEIGHTS
Most of Toronto is already built with at least one generation of buildings. For the most part, future development will be built on infill and redevelopment sites and will need to fit in, respecting and improving the character of the surrounding area. [OP: 3.1.2 BUILT FORM; Preamble]
mapping by City Planning
The preponderance of 'less than three storey structures', and partial lot coverages indicate that the existing structures have not reached their permitted 2.5 GFA.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 17 PLANNED CONTEXT
LAND USE MAP ZONING MAP
The planned context refers to what is intended in the future. [OP: 3.1.2 BUILT FORM; Sidebar 3-7]
“the planned context typically reinforces the existing context” [OP: 3.1.2 BUILT FORM]
“Not all Mixed Use Areas will experience the same scale or intensity of development”. [OP: 4.5 MIXED USE AREAS; Preamble]
Ossington Avenue's current planned context is the continuation of its Mixed Use intending to encourage a broad array of commercial, residential and institutional uses, in single use and/or mixed use buildings. Any intensification that is proposed is to be compatible with the adjacent Neighbourhoods, providing a gradual transition in scale and density.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 18 PLANNED CONTEXT
ZONING
The property is Zoned CR T2.5 C2.0 R1.5; H14.
Development is permitted to a maximum of 2.5-times GFA in a mixture of commercial/(light industrial) not exceeding 2.0-times GFA, and residential not exceeding 1.5-times GFA;
The variable mix allows latitude for market, tenancy and other considerations.
OF NOTE
Ossington Avenue's Zoning has more commercial provision, and less residential provision than Queen Street and Dundas Street. Meanwhile it is comparable in total GFA to Dundas Street, but exceeded by Queen Street. Dundas Street: CR T2.5 (C1.0,R2.0) Ossington Avenue: CR T2.5 (C2.0,R1.5) Queen Street: CR T3.0 (C1.0,R2.5)
The maximum permitted height of 14m.
The combination of the aggregate density of 2.5-times GFA in concert with the 14m height provides additional latitude in a building's configuration.
Together these measures provide a planning construct not unlike a brandy glass, where the contents are never intended to extend to the brim.
BUILDING TYPOLOGIES
The preponderance of existing structures are two storeys or less, indicating properties have not yet achieved the permissible 2.5 GFA.
Building solutions may range from a ground-hugging two and a half storey massing, to a vertical proposition with four storeys covering 2/3 of the site, and variations between.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 19 PLANNED CONTEXT
TRANSITION
The Mixed Use Area and Residential Neighbourhood designations below have been separated, and set side-by-side, to focus upon transition conditions.
Lanes, in general, frequent the edge condition where transition is to occur, but they have not been used throughout as the demarcation line between uses.
In the mid-section of Ossington Avenue, and again the south-east segment, the two designations abut directly. These confrontations require mitigations placing restraints on the Mixed Use capability.
Sub-standard lane widths, occur primarily and extensively throughout the west side of Ossington Avenue, with a portion in the north-east segment. These conflicted transitions directly reduce Mixed Use capability.
Furthermore, sub-standard lane widths impinge upon Mixed Use solutions as a result of their back-of-house access and loading provisions.
The identified structures of historical interest raise questions affecting the configuration and capabilities of adjacent Mixed Use structures.
MIXED USE AREA RESIDENTIAL NEIGHBOURHOOD
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 20 PLANNED CONTEXT
...TRANSITION
In Mixed Use Areas development will:
c) locate and mass new buildings to provide a transition between areas of different development intensity and scale... particularly towards lower scale Neighbourhoods;
d) locate and mass new buildings so as to adequately limit shadow impacts on adjacent Neighbourhoods, particularly during the spring and fall equinoxes; [OP: 4.5 MIXED USE AREAS; Policy 2.]
TRANSITION TO AVENUES
Ossington Avenue is bracketed by the designated Avenues of Queen Street and Dundas Street, where intensification is slated to occur. The transition line between the Avenues- scale development and structures along Ossington Avenue should pivot upon the street they address. This places the Avenues transition lines within the extent of Ossington Avenue. At which points there should be a legible acknowledgement of transition, with a step down to the three storey streetwall facade that is to be carried throughout the length of Ossington Avenue.
MIXED USE TRANSITIONS TO TRIBUTARY STREETS
As regards residential transitions... Ossington Avenue is a narrow north-south Mixed-Use strip, sandwiched within house-form Neighbourhoods including of note: lane oriented and narrow-street oriented housing, arising from the locality's history of early development. These unique housing conditions are of particular concern and interest in establishing appropriate transitions. Being an old area established before modern planning's separation of uses, they are in themselves existing examples of transition within their local context, providing appropriate references.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 21 MARKETECTURE
RETAIL STRUCTURE
Traditional retail shopping streets will be improved as centres of community activity by: a) encouraging quality development of a type, density and form that is compatible with the character of the area and with adjacent uses. [OP: 3.5.3 THE FUTURE OF RETAILING Policy 2.]
EXISTING RETAIL CHARACTERISTICS
Ossington Avenue is a 575m long retail continuum stretching between two Avenues.
Queen Street and Dundas Street are vehicular thoroughfares with streetcar services.
At Ossington Avenue's mid-point, Argyle is within 300m of streetcar service, north and south.
Ossington Avenue is comprised of two continuous, predominantly activated retail edges.
The east-side continuum is broken in one place by a housing complex south of Halton Street.
The retail continuum is back-filled with alternate uses.
Ossington Avenue's retail properties are consistently shallow.
It is highly unlikely that a big-box or mini-major could intrude into the mix.
Off-street parking is minimal, which is a deterrent to a full array of retail offerings.
The preexisting retail floor plate is a key asset, offering a diversity of sizes and conditions.
An attractive incentive in older spaces is the avoidance of the $10/ft per annum business tax.
The breadth of permissible uses provides alternative tenancies, reducing vacancy gaps.
Ossington Avenue's retail characteristics enable it to accommodate emerging trends.
A lack of retail orchestration has resulted in the past in problematic conditions:
• once, a preponderance of automotive uses
• later, involving opportunistic entertainment clubs
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 22 MARKETECTURE
RETAIL STRUCTURE PLAN
Whereas Ossington Avenue may be characterised as a location-of-last-resort, lacking on-street transit and off-street parking – in truth it represents a rich aggregation of readily accessible just-around-the-corner, off-main-street shops and services.
South of Queen Street a substantial downtown-lifestyle community is emerging, representing significant foot traffic within a critical walking distance to be channelled.
It involves leveraging Ossington Avenue's extensive retail floor plate and likewise absorbing destabilised retailers precipitating from intensification activity along the adjoining Avenues.
Ossington Avenue has the capability to be an: arts, entertainment, restaurant, leisure, recreation, local offerings oriented destination.
IT REQUIRES
• Providing a legible and conducive public realm experience.
• Promoting uninterrupted activated edges.
• Aggregating a diversity of retail sectors.
• Focusing on low-car oriented tenancies to overcome parking limitations.
• Maintaining a breadth of shop sizes to provide a diversity of tenancies
103-111 OSSINGTON AVENUE
103-111 Ossington Avenue's ground floor is configured as simple retail spaces, and reduced in area by residential units on the rear portion of the ground level. It proposes to leave the 'marketecture' to the vagaries of later determination of market condition of that time.
Being new-built it has the opportunity to deliver the most contemporary and “quality” of space of a “type, density and form” that reinforces and improves Ossington Avenue's Retail Structure. It is a reasonable request to put upon a new building, which in return is requesting additional height and density dispensations.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 23 SHADOW CONDITIONS
PRINCIPAL SHADOWING
The principal shadow concerns are: • mornings cast across Ossington Avenue • afternoons cast on backs of houses along the south side of Argyle Street, and • summertime later afternoons cast upon backyards of houses along Givins Street.
SHADOW MAPPING
RAW's shadow diagrams are difficult to rely upon as the line work indicates misconceptions about the principles of light, which may obscure deeper errors.
PLANNING FICTION
Furthermore, a 'planning fiction' is presented presuming the as-of-right development massing would not require the same lane width and loading zone provision as the proposed, reducing the increment of impact difference.
Afternoon equinox shadows are increased in magnitude casting addition shadow impacts on the rear yards of houses fronting along Argyle Street and Givins Street. indicative diagram
SUMMER SHADOW
A further shadow concern, is summertime impact on back yards of houses fronting along Givins Street at supper time when outdoor BBQing is in season. Granted, this condition is not within the confines of the equinox test. However, summertime considerations have been applied in other assessments, in particular the Minto towers at Yonge Eglinton, resulting in the substantial reduction of the south tower, to reduce the impact on the backyards of houses along Soudan Avenue. indicative diagram
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 24 EMERGING CONTEXT
IMPENDING CHANGE
Besides regard for the existing and the planned context, consideration is required to the emerging context. It is readily apparent that Ossington Avenue is in a state of flux, where change beyond the existing planning framework is immanent. There is no disagreement that Ossington Avenue will experience significant change. The extent, magnitudes and the characteristics of this new future remains to be determined.
• On the one hand there are development ambitions, as evident in 41 Ossington Avenue's construction and the 103-111 Ossington Avenue's proposal, seeking increased magnitudes of mass and density.
• On the other hand, there are community and other interests seeking improvement to Ossington Avenue's purpose. There is considerable interest in attaining a high-order mix of uses including the arts, entertainment, recreation, leisure facilities and an improved offering of neighbourhood services... all with respect to the streetscape's built form massing and density provisions.
• In turn, Planning has responded to these competing interests, undertaking a Street Study intent upon establishing a comprehensive planning framework to channel development towards delivering an agreed upon beneficial outcome, forming an Area Specific Official Plan Policy.
The area should be treated as a whole – as an entire entity – and no portion should be isolated out as a segment to be addressed differently, but rather draw upon over-arching policies governing Ossington Avenue High Street as one urban open space place .
CHANGE AGENTS
1) Renovations adapt existing structures 2) small builders perform infill and replacement work, and 3) large scale builders redevelop and bring about significant change
Planning is one development instrument, another consists of the change agents that will undertake the work. It is important to understand the different industry segments. Each agent has its own characteristics, differing capabilities and approach to the work, and produces different results. All three have their roles to play in unfurling Ossington Avenue's future. These change agents are the tools to be orchestrated towards achieving a mixture providing for the most appropriate future outcome. Advantageously utilising each agent is fundamental to a comprehensive planning process.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 25 EMERGING CONTEXT
RENOVATIONS
Renovation is applicable to the broad spectrum of properties. Work spans from tenant improvements to the full-on regeneration of buildings and restorations. The west side of Ossington Avenue will experience more renovations than the east side, with the greatest frequency in the mid and southern segments. An added benefit in renovations is the avoidance of the new-built property tax increase of some $10/SF per annum, a price sensitive consideration affecting the tenant mix. Municipalities have successfully used incentive loans to stimulate storefront improvements to upgrade main streets. Of interest there is active street art momentum whose works have been formalised into shop front designs.
indicative diagram
1/3 (to maybe 2/3) of all frontages may be improved in this fashion over 20-years. Some of this work will be be overwritten by later new construction.
INFILL BUILDING
Infill can be undertaken on small sites where building replacement is desirable, and filling in gaps in the streetscape continuum. The northern portion of Ossington Avenue is more likely to experience infill, and there is considerable overlap with renovations. However infill solutions, throughout the city, have historically been precluded by rigid parking standards. Accessing below grade parking space is problematic on small sites. By developing consolidative strategies, planning can unlock substantial infill works. Infill solutions can be achieved within the existing zoning's 14m height. That this has not generally occurred before pivots on parking.
indicative diagram
1/4 (to maybe 1/3) of all frontages may be developed in this fashion over 20-years.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 26 EMERGING CONTEXT
LARGE SCALE DEVELOPMENT
Large projects produce significant results in a cost effective systematic fashion. They generally require substantial sites, free of constraints, and result in large scale propositions. Larger sites can create below grade parking facilities. Undersized rear lanes constrain large scale developments, as back-of-house loading and parking operations require full scaled lanes. Developers generally utilise high order planning approvals to unlock development approvals.
indicative diagram
A dozen sites, sprinkled throughout, were identified. However the number was heavily discounted due to assembly and physical development constraint.
indicative diagram
1/20 (to maybe 1/8) of all frontages may be developed in this fashion over 20-years.
THE HALTON STREET 'TEST SITE'
Large scale development proposals should go through the useful exercise of comparison beside the townhouse development southeast of the Halton Street intersection. It is the only instance of large scale development along the extent of Ossington Avenue. It includes many of the elements addressed in the Avenues guidelines – and represents a good starting place for discussions of do's and don'ts.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 27 EMERGING CONTEXT
DEVELOPMENT SUMMARY
1/3 (to maybe 1/2) of all frontages will remain unchanged over a 20-year interval.
The degree to which each of these development agents is engaged in Ossington Avenue's future development affects the overall outcome. Planning needs to encourage and support preferred 'change makers' to acquire the optimum result. • A robust renovation program can restore buildings and bring about sweeping improvements to the vibrance of the streetscape. • Small sized developments can repair break downs in the streetscape continuum and replace buildings lacking long term purpose. • Large scale developments can accomplish substantial beneficial changes, however they are not viable everywhere, and results can be out of scale. • If small scale incremental changes are obstructed by planning, improvements of this nature will tend to stall, leading over time to larger development assemblies.
A greater degree of intensification can be achieved (in a more considerate and beneficial fashion) through a broad based approach, extending along the main street continuum – rather than point loading density within a few intense projects.
Having assessed the applicability and likelihood of each of these change agents, the existing three storey streetwall massing remains the predominant feature that can and will endure. Infill and large scale developments can achieve a fit by incorporating this three storey 'strake'. Where development exceeds the three storey height it should be swept back, and stepped back, reducing its visibility from the street perspective.
“By focusing most new residential development in the Centres, along the Avenues, and in other strategic locations, we can preserve the shape and feel of our neighbourhoods. However, these neighbourhoods will not stay frozen in time.” [OP: 2.3 STABLE BUT NOT STATIC; 2.3.1 HEALTHY NEIGHBOURHOODS]
In order to achieve the Official Plan's overarching vision of city with a “healthy future” it is important to establish appropriate protocols and algorithms that may to be applied.
BAU (Build As Usual) is effectively a spot-market approach where development is considered as the industry deems advantageous, involving minimal planning direction of an informative, beneficial nature. Experience with this approach has been mixed.
A GUIDED APPROACH can be effective in articulating comprehensive beneficial outcomes, providing models of desired development solutions in advance, composing a vocabulary of studied component elements. Guidelines need to be well circulated in advance to inform development decisions while such considerations are in flux, prior to becoming crystalline as hardline drawings, at which point the situation is planning resistant.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 28 BUILT FORM
AS-OF-RIGHT ZONING
Lane Streetscape
COMMENTS
The block shape above depicts the general massing permitted by the zoning in force showing the 14m height limit. At left is the lane condition alongside.
The dark grey area indicates the loading dock arrangement situated in the same fashion as the proposed development. Presuming that a development were proposed of comparable density to the proposed scheme, and it was to be encompassed within the as-of-right volume then a similar loading dock facility would be required.
The lighter tone represents the over-croft above the loading dock, which would most likely be left open to the sky to avoid construction complications, as this portion requires a column free space below.
In the application of as-of-right shadow impacts, it should be presumed that the area over top of the loading facility is not part of the massing for the purposes of comparison of impacts.
The general outline of the Ossington Avenue Recommended Solution has been described over top.
The pedestrian view line of 26 degrees has been applied to the front massing.
The Ossington Avenue High Street has been outlined to identify its composition.
The building mass is presumed be chipped back to satisfy High Street qualities.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 29 BUILT FORM
AVENUES GUIDELINE PROFILE
Lane Streetscape
COMMENTS
The overall mass represents the Avenue profile.
The front elevation breaks at a height calculated as a proportion of the street width with the objective of balancing added development volume with some regard for compensation towards the streetscape environment. Above the break point, the massing is sculpted back following a 45-degree angle.
The rear profile has been determined following the Avenues Guideline for deep sites, which is the classification of the proposed site with its depth. The angular plane springs from the rear property line on the far side of the lane, projecting upwards following a 45-degree angle.
The dark grey area indicates the loading dock arrangement. The lighter tone represents the over-croft above the loading dock, which was not built out in the proposed development.
The general outline of the Ossington Avenue Recommended Solution has been described over top.
Compare the streetscape profile to the obverse profile of the building mass.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 30 BUILT FORM
OSSINGTON AVENUE RECOMMENDED SOLUTION
Lane Streetscape
COMMENTS
The overall mass represents the Recommended Solution profile.
The angular plane follows at 26-degree angle defining a pedestrian's view line from across Ossington venue.
The front elevation streetwall breaks at a height 9.5m
The lighter tone represents the over croft above the loading dock, which would most likely be left open to the sky to avoid construction complications as this requires a column free space below.
The rear condition follows the Avenues Guideline
Compare the streetscape profile in this scheme to the other solutions.
You will note that the streetscape feels relieved.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 31 THREE TESTS
e) locate and mass new buildings to frame the edges of streets and parks with good proportion... [OP: 4.5 MIXED USE AREAS; Policy 2.]
Below are listed three tests of a proposed development's appropriateness, regarding its “fit”, “respect” and “improvement” of the current context, the succession of develop increments, and the maturation of the locality as a whole; including consideration of immediately adjacent buildings, the surrounding context including conditions across the street, and the overall rhythm and rhyme of the streetscape continuum as a whole.
1. EXISTING CONTEXT
Upon completion will the development have resonance with the current, existing context?
103-111 Ossington Avenue fails to establish a positive relationship with its surroundings. It introduces a new scale of magnitude and massing, a new typology with a distinctly different articulation. It expresses a cavalier 'look at me' attitude, ignoring the existing verse of character and grain. It regards its surroundings as having no significance, presuming they simply await demolition and replacement. Meanwhile the street segment it addresses has a heritage regard. – As such it fails this first test.
2. INCREMENTAL GROWTH
Will it complement the succession development increments as they emerges?
103-111 Ossington Avenue as currently proposed, is of a magnitude and massing which will only reappear occasionally – if at all. As increments of development emerge, the subject development will not find integration with these new structures, but rather a growing distinction of being an isolated solution, a condition not dissimilar to the Halton street housing complex. – As such it fails this second test.
3. PLANNED CONTEXT
Will it maintain its relevance throughout the process of the locality's maturation?
As Ossington Avenue absorbs a progression of developments in the course of its maturation, the three storey streetwall will prevail, a fine-grained scale of infill developments will proliferate, the existing stock will undergo improvements, and these works will pivot in part upon amplifying the streetscape's historical references. Meanwhile, 103-111 Ossington Avenue as currently proposed, lacks reference to any of these features. It will stand apart from this planned context as an anomaly. – As such it fails this third test.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 32 APPLICATION OF GUIDELINES
The recommendations of the Avenues & Mid-Rise Buildings Study are intended only to be applied to: “segments of the Avenues that are designated in the Official Plan as Mixed-Use Areas, Employment Areas, Institutional Areas and Regeneration Areas...” [AVENUES & MID-RISE BUILDINGS STUDY: 2.1 Where the Recommendations Apply]
NON-AVENUE GUIDELINES
Unfortunately, at this time there is no equivalent Non-Avenue Guidelines, that might inform development along the Ossington Avenue High Street.
There is a legitimate concern about applying 'a wrong-set of planning measures', or more rightly applying measures with an inappropriate degree of development emphasis.
Within the Avenues & Mid-Rise Buildings Study, the overall section-profile running back the street front to the rear is the primary construct, as it outlines the configuration of magnitude of intensification.
The Recommended Solution has been arrived upon by direct assessment of the Ossington Avenue condition and a review of other exercises including the Queen Street East Urban Design Guidelines.
The Queen Street East Urban Design Guidelines. were prepared for an Avenue condition with sensitive issues regarding the scale and massing of developments – similar to Ossington Avenue.
Having defined the overall section-profile, the Avenues & Mid-Rise Buildings Study recommendations have been considered in their entirety, at first addressing them in principle without definitive metrics. From this have emerged more definitive provisions.
This exercise appears in the following schedule.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 33 AVENUES GUIDELINES REVIEW
This schedule below is included in brief in draft.
AVENUES GUIDELINES POLICY REFERENCES COMMENTS 1. Max. Allowable Height REVISE: NOT AN AVENUE The maximum allowable height of buildings on the Avenues will 18.5m be no taller than the width of the Avenue right-of-way, up to a Official Plan Reference Look into determination by maximum mid-rise height of 11 3.1.2 Built Form angular plane storeys (36 metres). Policies: 1, 3 a), and 4 2. Min. Building Height OK: A MAXIMUM MINIMUM All new buildings on the Official Plan Reference2.2 Structuring Growth in the City: Avenues must achieve a Integrating Land Use and 9.5m minimum height of 10.5 metres Transportation (up to 3 storeys) at the street Policies: 2 a), 2 b), and 2 d) Local parapet wall alignments frontage. 2.2.3 Avenues: Reurbanizing Arterial Corridors Policies: 2 b) i), and 2 b) v) (1) 3. Min. Ground Floor Height 3.75m The minimum floor to floor Official Plan Reference2.2 Structuring Growth in the City: Integrating height of the ground floor Land Use and Transportation Allows for 11.5ft clear should be 4.5 metres to Policies: 2 c) plus 8” slab above, and 2fl facilitate retail uses at grade. 3.5.2 The Future of Retailing residential of 8ft+ clear 4A. Front Façade: Angular Plane PROVIDE A 26 DEGREE PLANE The building envelope should AS PER QUEEN STREET EAST allow for a minimum of 5-hours Official Plan Reference – WHICH BTW IS AN AVENUE 3.1.2 Built Form of sunlight onto the Avenue Policies: 3 c), 3 d), and 3 e) sidewalks from 4.5 Mixed Use Areas March 21st - September 21st. Policies: 2 e) 4B. Front Façade: Pedestrian TBD Perception Step-back “Pedestrian Perception” step- backs may be required to mitigate the perception of Official Plan Reference height and create comfortable 3.1.2 Built Form pedestrian conditions. Policies: 4 4C. Front Façade: Alignment TBD The front street wall of mid-rise buildings should be built to the Official Plan Reference front property lines or 3.1.2 Built Form applicable setback lines. Policies: 1 a) and 3 a) 5A. Rear Transition to THIS IS A DEEP LOT CONDITION Neighbourhoods: Deep The transition between a deep
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 34 Avenue property and areas designated Neighbourhoods, Parks and Open Space Areas, and Natural Areas to the rear Official Plan Reference 3.1.2 Built Form should be created through Policies: 3 a), 3 b), 3 c), and 3 d) setback and angular plane 4.5 Mixed Use Areas provisions. Policies: 2 c) and 2 d) 5B. Rear Transition to N/A Neighbourhoods: Shallow The transition between a shallow Avenue property and areas designated Neighbourhoods, Parks and Open Space Areas, and Natural Areas to the rear should be Official Plan Reference 3.1.2 Built Form created through alternative Policies: 3 a), 3 b), 3 c), and 3 d) setback and angular plane 4.5 Mixed Use Areas provisions. Policies: 2 c) 5C. Rear Transition to N/A Employment Areas The transition between an Avenue property and areas designated Employment Areas Official Plan Reference 3.1.2 Built Form to the rear should be created Policies: 3 a), 3 b), 3 c), and 3 d) through setback and step-back 4.5 Mixed Use Areas provisions. Policies: 2 c) 5D. Rear Transition to N/A Apartment Neighbourhoods The transition between an Avenue property and areas designated Apartment Official Plan Reference 3.1.2 Built Form Neighbourhoods to the Policies: 3 a), 3 b), 3 c), and 3 d) rear should be created through 4.5 Mixed Use Areas setbacks and other provisions. Policies: 2 c) 6. Corner Sites: WRAP SECONDARY STREET Heights & Angular Planes TO A MAX DEPTH OF 34m On corner sites, the front angular plane and heights that Official Plan Reference after this down gear to 3.1.2 Built Form apply to the Avenue frontage Policies: 1 a) residential street conditions will also apply to the 4.5 Mixed Use Areas secondary street frontage. Policies: 2 c) 7A. Minimum Sidewalk Zones TBD Mid-rise buildings may be Official Plan Reference 2.2 Structuring Growth in the City: required to be set back at grade Integrating Land to provide a minimum sidewalk Use and Transportation zone. Policies: 3 b) 2.3.1 Healthy Neighbourhoods
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 35 Policies: 7 b) 3.1.1 The Public Realm Policies: 6 a), 6 b) and 11 a) 7B. Streetscapes TOTALLY AGREE WITH THE Avenue streetscapes should SENTIMENT provide the highest level of urban design treatment to Ossington Avenue High Street create beautiful pedestrian Official Plan Reference environments and great places 3.1.1 The Public Realm to shop, work and live. Policies: 6 a), 6 b), and 10 e) 8A. Side Property Line: ? Continuous Street Walls Official Plan Reference Mid-rise buildings should be 3.1.2 Built Form built to the side property lines. Policies: 3 a), 3 b), 3 c), 3 d), and 4 8B. Side Property Line: ACCEPTABLE Limiting Blank Side Walls Blank sidewalls should be include Art walls considerations designed as an architecturally finished surface and large Official Plan Reference expanses of blank sidewalls 3.1.2 Built Form should be avoided. Policies: 3 a), 3 b), 3 c), 3 d), and 4 8C. Side Property Line: ? Step-backs at Upper Storeys There should be breaks at upper storeys between new and existing mid-rise buildings that provide sky-views and increased sunlight access to the sidewalk. This can be achieved through Official Plan Reference side step-backs at the upper 3.1.2 Built Form storeys. Policies: 3 a), 3 b), 3 c), 3 d), and 4 8D. Side Property Line: LOOK INTO EXISTING BUILDING Existing Side Windows CONFLICT TO THE NORTH Existing buildings with side wall windows should not be Official Plan Reference negatively impacted by new 3.1.2 Built Form developments. Policies: 3 a), 3 b), 3 c), 3 d), and 4 8E. Side Property Line: WRAP SECONDARY STREET Side Street Setbacks TO A MAX DEPTH OF 34m Buildings should be setback along the side streets to provide Still a local context issue transition to adjacent residential Official Plan Reference properties with front yard 2.3.1 Healthy Neighbourhoods setback Policies: 2 b) 9. Building Width: 20m Maximum Width Where mid-rise building gear to an Ossington Avenue
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 36 frontages are more than 60 High Street relevant rhythm metres in width, building façades should be articulated or “broken up” to ensure that façades are not overly long. 10. At-Grade Uses: Residential Not permitted along Ossington Where retail at grade is not Avenue frontage required, and residential uses are permitted, the design of Acceptable along Argyle Place ground floors should provide adequate public/private transition, through setbacks and Official Plan Reference other methods, and allow for 3.1.2 Built Form future conversion to retail uses. Policies: 1 b), 1 c) 11. Setbacks for Civic Spaces OSSINGTON SQUARE In special circumstances where needs corners chipped back – civic or public spaces are perhaps one property frontage desired, additional setbacks may increment 20'x20' all corners be encouraged. Official Plan Reference 3.1.2 Built Form Transitions to Queen Street and Policies: 3 a) and 4 Dundas Street 12. Balconies & Projections ? Balconies and other projecting building elements should not negatively impact the public Official Plan Reference realm or prevent adherence to 3.1.2 Built Form other Performance Standards. Policies: 1, 3 b), 3 c), 3 d), and 6 13. Roofs & Roofscapes 3.5m Mechanical penthouses may exceed the maximum height Prefer potted mechanicals limit by up to 5 metres but may Official Plan Reference not penetrate any angular 3.1.2 Built Form planes. Policies: 1, 3 b), 3 c), 3 d) and 6 14. Exterior Building Materials REFLECT OSSINGTON AVENUE Buildings should utilize high- Official Plan Reference streetscape treatments 3.1.1 The Public Realm quality materials selected for Policies: 5 their permanence, durability 3.1.2 Built Form and energy efficiency. Policies: 2 c) and 3 c) 15. Façade Design VERY GOOD & Articulation Mid-rise buildings will be Needs some articulation here designed to support the public and commercial function of the Official Plan Reference 3.1.1 The Public Realm Avenue through well articulated Policies: 5 and appropriately scaled 3.1.2 Built Form façades. Policies: 2 c) and 3 c)
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 37 16A. Vehicular Access PREFERRABLY NONE AT ALL Whenever possible, vehicular Official Plan Reference 3.1.2 Built Form access should be provided via Policies: 2 a) and 2 b) local streets and rear lanes, not 4.5 Mixed Use Areas the Avenue. Policies: 2 i) 16B. Mid-Block IF REQUIRED EMULATE Vehicular Access Official Plan Reference HUMBERT ST. INTERSECTION 2.2 Structuring Growth in the City: For mid-block sites without rear Integrating Land Use and 9m = two way plus sidewalks. lane access, a front driveway Transportation – create a legible intersection may be permitted, provided Policies: 3 c) and then split to two sites established criteria are met. 3.1.2 Built Form Policies: 2 a) and 2 b) 17. Loading & Servicing TRUCK MOTIONS FORWARD Loading, servicing, and other ONLY vehicular related functions Official Plan Reference 3.1.2 Built Form should not detract from the use Policies: 2 a) and 2 b) or attractiveness of the 4.5 Mixed Use Areas pedestrian realm. Policies: 2 i) and 2 j) 18. Design Quality ? Mid-rise buildings will reflect design excellence and green Official Plan Reference building innovation, utilizing 1.5.1 Supporting the Foundations of Competitiveness high-quality materials that Policies: 1 c) acknowledge the public role of 3.1.1 The Public Realm the Avenues. Policies: 1 a), 1 b), 1 c), and 1 d) 19A. Heritage DEFINITELY A UNIQUE & Character Areas Official Plan Reference CHARACTER AREA All mid-rise buildings on the 2.2.3 Avenues: Reurbanizing Avenues should respect and be Arterial Corridors Draw upon local rhythms sensitively integrated with Policies: 3 c) v) 3.1.2 Built Form heritage buildings in the context Policies: 3 a) of Heritage Conservation 3.1.5 Heritage Resources Districts. Policies: 1 a), 1 b), and 2 19B. Development in a HCD The character and values of The character and values of existing buildings must be HCDs must be respected to respected to ensure that the ensure that the district is not Official Plan Reference district is not diminished by diminished by incremental or 3.1.5 Heritage Resources incremental or sweeping sweeping change. Policies: 1 a), 1 b), and 2 change. 19C. Development Adjacent Development should be to a Heritage Property sensitive to, and not negatively Development adjacent to impact, adjacent properties. heritage properties should be Official Plan Reference sensitive to, and not negatively 3.1.5 Heritage Resources impact, heritage properties. Policies: 1 a), 1 b), and 2 19D. Character Area: New buildings should be designed to DESIGNED TO REFLECT reflect a fine grain, main street fabric,
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 38 Fine Grain Fabric the fine grain, main street fabric, New mid-rise buildings in similar rhythm of entrances. Character Areas that have a fine grain, main street fabric should be designed to reflect a Official Plan Reference similar rhythm of entrances and 3.1.2 Built Form multiple retail units. Policies: 1 a), 3 a), and 4 19E. Character Area: CONSISTENT CORNICE LINE Consistent Cornice Line “datum line” or STRAKE Buildings in a Character Area throughout should maintain a consistent cornice line for the first step- back by establishing a “datum Official Plan Reference line” or an average of the 3.1.2 Built Form existing cornice line. Policies: 1 a) and 3 a) 19F. Character Area: YES,TO BE ALLOWED Vertical Additions Additions to existing buildings is an alternative to redevelopment projects on the Avenues, and Official Plan Reference should be encouraged in areas 3.1.5 Heritage Resources with an existing urban fabric. Policies: 8 b), and 8 f) 19G. Character Area: CONTEXT RELEVENT DESIGN Other Considerations and massing guidelines should Additional “context sensitive” be considered design and massing guidelines should be considered for Official Plan Reference development in Character 3.1.2 Built Form Areas. Policies: 3 a) and 4
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 39 ADDENDUM
DRAFT POLICY DIRECTION FOR AN AREA-SPECIFIC OFFICIAL PLAN POLICY December 13, 2012
Ossington Avenue, between Dundas Street West and Queen Street West
The following policies are intended to enhance the existing character and function of the street, respect the cultural heritage, and ensure an appropriate transition between new development on existing dwellings in adjacent Neighbourhoods. a) Residential units shall not be permitted on the ground floor of new buildings facing Ossington Avenue.
b) The maximum ground floor area of a retail store shall not exceed 400 square metres.
c) New residential development will provide for a range of housing types in terms of size, type and affordability, to encourage households of all sizes.
d) New buildings will be designed to provide a transition in scale and massing to minimize the extent to which they overlook and overshadow existing house-form dwellings.
e) New development will support the existing retail function of Ossington Avenue, be compatible with existing residential uses nearby, and conform to the low scale character of the street.
f) New development on Ossington Avenue shall provide an appropriate transition towards existing buildings in Neighbourhoods and be subject to: i. a maximum height of four storeys in Area 1; ii. a maximum height of 20 metres or six storeys, whichever is less, in Area 2; iii. a minimum setback of 7.5 metres from the lot line of the nearest property designated Neighbourhoods in Area 2; and iv. a minimum rear yard angular plane of 45 degrees, measured from the existing grade elevation of the lot line of the nearest property designated Neighbourhoods in Area 2.
g) New development on Ossington Avenue shall reinforce the existing low scale, fine-grained character of the street and be subject to: i. a minimum building step-back of 3 metres immediately above the third floor, measured from the front wall at ground level; ii. a minimum front yard angular plane of 45 degrees, measured from the street line at an elevation of 13 metres above the existing grade; iii. building articulation, windows, and materials complementary to the prevailing building pattern for the lower three floors; and iv. a maximum ground floor to second floor height of 4.5 metres.
h) Streetscape improvements such as benches, paving, and planting are encouraged.
i) New development will provide building-specific secure bicycle parking and contribute to public street bicycle parking facilities.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 40 HISTORICAL PERSPECTIVE
It would be remiss to neglect Ossington Avenue's remarkable history, being one of Toronto's oldest streets. Ossington Avenue commenced 200 years ago, evolving over a century as a robust roadway. Then, declining to a local stature tightly interlaced within its neighbourhood context. Ossington Avenue is readily dismissed as an amalgam of neglect – although truly it is relatively undisturbed history. Ossington Avenue is the least overwritten part of the old Dundas Road, whereas its previous fraternity, Queen Street and Dundas Street, have continued to be overwritten by ongoing changes.
1791 At first it was a 'desire-path' tracing a native route circumventing the Humber Valley impasse. The projection of the Lower Base Line, later to become Queen Street, can be seen extending into Lake Ontario. This necessitated turning northwards, and in the process advantageously circumventing the arduous escarpment conditions of the lower Humber River valley.
1816 What later would become known as Ossington Avenue was originally called Dundas Street. It formed an integral part of the Dundas Road – a signal-road connecting Toronto to destinations-west in Upper Canada. At the time, 'Ossington Avenue' meandered un-surveyed.
1833 Later 'Ossington Avenue' adapted to the grid. To this day there remains a trace of a twist.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 41 1852 By 1850 'Ossington Avenue' had established tributary streets and building clusters around Queen Street, and along the west side at Argyle Street, and again at Foxley Place. Both the Ossington Avenue locality and Cabbage Town, at far right, are deliberately shown spotted with buildings. The so called Liberties, as Toronto's future expansion lands south of Queen Street were known, are shown having a regular road network, whereas the lands north of Queen Street display a sporadic pattern of settlement indicating less maturity of development.
1875 In this bird's eye view overlaid on top of a contemporary oblique aerial view, 'Ossington Avenue' runs between the white dots, with the Lunatic Asylum residing along the south side of Queen Street, with industrial enterprises further to the south. The Garrison Creek valley can be seen to the east as it was at the time, before being filled in. Dundas Street angles away to the west-north-west. Lands west of 'Ossington Avenue' are in the process of urbanisation, and still display remnant rural characteristics.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 42 1900 Arthur Street, later renamed Dundas Street, was completed across the Garrison Creek ravine, shown here now substantially filled in forming Trinity Bellwoods Park etc.
1915 The Dundas Street streetcar route is shown extended into Toronto. In so doing it bypassed Ossington Avenue. So began Ossington Avenue's decline in stature with the associated loss of retail traffic. (The coloured dots represent the volume of transit ridership counts.)
1945 Ossington Avenue's city-structure significance still lingered on – as evident in this 1945 proposal for an underground tramway along Queen Street, intended to surface at Ossington Avenue. It is a remarkably similar configuration to today's Eglinton LRT. It rises up to street level with streetcars forking out along Queen Street and Dundas Street. Shortly after this, Toronto's east-west transit ambitions shifted north – to eventually create the Bloor / Danforth subway.
Note the vivid graphics portraying travel time improvements. It is a presentation worthy of today – and no doubt equally debated in the 'modern times' of their days back then.
ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 43 STUDY AREA
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ARRIS – OSSINGTON AVENUE HIGH STREET STRATEGY and DEVELOPMENT REVIEW 44